Land by postcode · E area · E18
What the open records say about the E18 postcode district in Greater London: recent sales, planning designations and controls, and the council that decides applications. District-level facts to read before you sell or develop a plot in Redbridge, London.
Residential sales recorded by HM Land Registry between 2024-08 and 2026-07. This is market context for the district, not a land valuation: what a plot is worth depends on what can be built on it, which these figures do not show.
Sales in 24 months
492
Median sale price
£520,000
Median £ per m² of floor area
£7,500
Median, last 12m vs prior 12m
+17.2%
£488,000 → £572,000
Mix of sales: 5% detached, 16% semi-detached, 28% terraced, 50% flats.
New-build sales 2023–2024: 0 of 504 (0%). A rough proxy for recent building activity: these are homes sold by builders, not development sites.
For each designation on the planning.data.gov.uk register, the share of the 363 live postcodes in E18 whose centroid falls inside it. This measures postcodes, not land area, and says nothing about any individual plot.
37 of 363 postcodes
Snaresbrook · South Woodford · George Lane
No postcodes in E18 fall inside: Green Belt, National Landscape (AONB), National Park, Article 4 Direction area.
Flood zones, tree preservation orders, local plan allocations, settlement boundaries and non-designated heritage are not included here and are checked in a full assessment.
None of these designations covers more than a small share of postcodes in E18. What can be built on a given plot is decided by the local plan, settlement boundaries and site-specific matters such as access, flood risk and neighbours, none of which this page measures.
These are district-level facts. The free assessment checks your actual boundary against the same registers and the local plan and tells you plainly what they mean for your plot.
Decided planning applications in E18 since 2021, from the council registers, grouped by the kind of scheme a landowner might be weighing up. Extensions, conditions and tree works are left out. Counts, not estimates.
Taken from the units table on the planning form itself, so this is homes actually created, not a reading of the description. 16 decided since 2021, 3 refused, typically 84 days to a decision.
12 of 16
approved, 75%
47% across London
28 homes approved of 39 applied for
Approved examples
Development At Flat 17 Walbrook 33, Woodford Road (2 new homes)
Subdivision of flat to create two self-contained flats. (Summary).
Approved 2022-08-26, Redbridge ref 1912/22
Development At Land Adjacent And Rear Of 44 To 46, Marlborough Road (1 new home)
Erection of a two-storey dwellinghouse with associated amenity space, parking and waste storage. (Summary)
Approved 2024-02-22, Redbridge ref 2734/23
Development At Land On The North East Side Of 63 And 63a Charnwood Drive On, Ashbourne Avenue (1 new home)
Demolish existing structure. Erection of 1 detached dwelling (1x2 bedroom) with associated waste/refuse, cycle store, car parking and privat...
Approved 2024-03-20, Redbridge ref 0119/24
By the kind of plot, from the wording of each proposal:
7 decided since 2021, 2 refused, typically 81 days to a decision
4 of 7
approved, 57%
43% across London
Approved examples
Development Site At 29, Daisy Road
Erection of two storey 2 bedroom dwelling with associated amenity space and refuse storage. (Summary).
Approved 2021-07-30, Redbridge ref 1971/21
Development At Garage Block In, Lynwood Close
Demolition of 46 garages. Erection of seven x 4-bedroom townhouses with forecourt parking, green roof and associated waste/refuse, amenity s...
Approved 2023-06-30, Redbridge ref 4103/22
Development At Land Adjacent And Rear Of 44 To 46, Marlborough Road
Erection of a two-storey dwellinghouse with associated amenity space, parking and waste storage. (Summary)
Approved 2024-02-22, Redbridge ref 2734/23
Decided planning applications (not extensions, conditions or tree works) in this postcode district from the councils' own registers, classified by the wording of each proposal. Counts, not estimates; where a class has fewer than three applications it is not shown.
Redbridge covers 100% of the sampled postcodes in E18.
Draw your boundary, tell us what you own, and an architect checks it against these registers and the local plan. Free, no obligation, and you get a straight written answer.
It depends on where the plot sits, not on the district average. In E18, 0% of postcodes are in the Green Belt, 10% in a conservation area. Outside those designations the questions that decide it are whether the plot is inside or adjoining the settlement boundary in the local plan, whether it has its own road access, and what is next to it. A plot on the edge of a village or town with access has the best chance; an open field outside the settlement boundary rarely gets consent for housing whatever the market is doing.
No Article 4 direction is recorded for E18, so houses keep their normal permitted development rights for outbuildings and extensions within the size limits. Those rights do not extend to agricultural land, paddocks or a change of use to residential, which normally need permission or prior approval.
Developers look at three things before they talk about price: whether the plot is outside the Green Belt and any National Landscape, whether it sits inside or beside the settlement boundary, and what finished homes sell for. In E18 the median sale is £520,000, and only 0% of 2023–2024 sales were new-build homes, so builders have been quiet here. A single plot usually goes to a local builder or a self-builder; a site for five or more homes attracts regional housebuilders, normally through an option or a conditional contract rather than an outright purchase, so the price you see quoted is not the price you receive.
There is no district figure for land, because a plot's value comes from what can be built on it, not from where it is. As a guide, a serviced plot with consent for one house commonly sells for around a third of the finished house value, which in E18 would be measured against a £520,000 median sale. The same plot without consent, or inside the Green Belt, is worth a small fraction of that, and a paddock with no realistic route to consent is worth agricultural or amenity value only. The free check tells you which of those your plot is before you talk to anyone about a price.
Three places: Redbridge's local plan and its policies map for the settlement boundary and allocations, the council's planning register for what has been approved or refused on neighbouring land, and planning.data.gov.uk for the national designations. That is an evening's work if you know what you are looking for. The alternative is to draw your boundary on this site: an architect checks it against the same records and writes back within 48 hours with a plain answer, free and without obligation.
Computed from open-data records; district-level, not plot-level measurements. Sales: HM Land Registry Price Paid Data (2024-08-01 to 2026-07-31), © Crown copyright, Open Government Licence. Designations: planning.data.gov.uk (OGL), retrieved 2026-09-05; conservation areas and Article 4 directions are made locally and published on that national register. Postcode centroids: OS Code-Point Open 2026.3.0, contains OS data © Crown copyright and database right 2026. Place name is the most common post town in the sales records. Figures computed 2026-09-06.